Cobb County Home Appraiser
Being in the appraisal business since 2001, we’re often involved in the happiest and, sometimes, the saddest events of our clients’ lives. If you need an appraisal for a divorce, we’ll be there for you with care, professionalism and accuracy.
What’s the difference between an appraisal done for mortgage lending and one done for a divorce?
The appraisal process itself is the same for all appraisal work. The difference is in the details, such as the desired effective date of the valuation.
Sometimes a divorce is amicable and other times it is anything but. These are stress filled times for everyone involved. Except us. Our job is relatively simple. We tell you the value of the real estate. We’ve done that every day of our professional careers. Your job is to make financial decisions based on your individual needs in light of the new situation.
Our estimate of market value will aid in the decision to either sell the property and split the proceeds, or have one spouse buy the other spouse out. If the purpose of the appraisal is to aid in the division of assets, we would like to point out that the appraised value is NOT a “net proceeds to seller” figure. An appraised value reflects “gross” sales price.
Should you trust an appraisal that was ordered by your spouse?
What if my spouse and I each have our own appraisal?
If there are two appraisals, the value conclusions should be within 5% of each other. If they are not, that means that one appraisal or the other is wrong. The problem is, we don’t know which one. In that case, we suggest that an impartial party (maybe the judge) select a third appraiser. The third appraisal should fall within 5% of one of the original appraisals. We suggest that the “outlier report” be thrown out. Average the two appraisals that fall within 5% of each other for a basis for a settlement figure. Don’t forget to consider the sellers expenses.
By definition, appraised value reflects the “most probable sales price” of the subject property. There are numerous seller expenses that are commonly associated with the sale of a property. These often include advertising, property maintenance, marketing expenses, Realtor commissions, Title insurance, taxes, attorney fees and other miscellaneous closing costs typically due to the seller.
We have found that these expenses tend to range from 6% of the gross sales price to over 10% depending on the type of property. We recommend that the users of an appraisal report are knowledgeable of these costs and consider them when calculating a specific settlement.